17.106.030 Levels of development review.
A. Three Levels. Three levels of development review are hereby established, and the thresholds set forth below shall apply to development review.
B. Minor. Minor development review is a staff-level review process with public notice provided, with no public hearing required. The following projects shall be subject to minor development review, including but not limited to:
1. New single-unit residence and significant additions to an existing single-unit residence as described in Section 17.106.020 (enlargements and modifications), or small residential development projects where:
a. Architectural review is required as a condition of a subdivision approval, use permit, or other discretionary entitlement;
b. The director determines that the site is a “sensitive site” as set forth in the architectural review commission’s procedures manual;
c. The project site is within or along a creek or waterway, as identified in the city’s general plan open space element;
d. The project site is located on a parcel having an average natural slope gradient of sixteen percent or more;
2. Projects that include a public or private rooftop deck, or upper-level balconies or open space on a third floor or above;
3. Multi-unit residential/mixed-use developments ten units or less, which are not defined to be a “small residential development project”;
4. Nonresidential/mixed-use development with less than two thousand five hundred gross square feet of new construction;
5. Minor or incidental building addition or remodel, which is not considered exempt under Section 17.106.020(C) and is not considered a significant enlargement or modification to a previously approved project, as described in Section 17.106.020 (enlargements and modifications).
C. Moderate. Moderate development review is a discretionary director-level review process that includes public notice with a public hearing before the architectural review commission, including but not limited to:
1. Multi-unit residential/mixed-use developments between eleven and forty-nine units;
2. New single-unit developments between eleven and forty-nine units;
3. Nonresidential/mixed-use development with two thousand five hundred to ten thousand gross square feet of new construction;
4. Building addition or remodel, that is not considered minor or incidental or is considered a significant enlargement or modification to a previously approved project, as described in Section 17.106.020 (enlargements and modifications).
D. Major. Major development review is a discretionary planning commission review process that includes a recommendation from the architectural review commission and public notice with a public hearing conducted as is required for all planning commission actions.
1. Multi-unit residential/mixed-use developments with fifty units or more;
2. New single-unit developments with fifty units or more;
3. Nonresidential/mixed-use development with more than ten thousand gross square feet of new construction;
4. Significant additions and new construction of principal buildings in the C-D zone;
5. Any development project for which an environmental impact report is required. (Ord. 1705 § 64, 2021; Ord. 1650 § 3 (Exh. B), 2018)